@Andrew DeWeerd I found a few none offered really what I was looking for so a friend and I are starting one we are just trying to gauge interest!

It is a single member LLC and I hadn’t turned any receipts over to my CPA over the course of flipping it yet, so depreciation hopefully shouldn’t throw a monkey wrench in there

I used them and I paid for a ARV appraisal to determine the amount borrowed. 

In this contract she could sell it for practically nothing and I still pay her $4,000 the same amount. 

I'm thinking about selling in the next year and I have read that if I now live in the property for the last 2 of 5 years that I won't pay taxes on the first $250,000.

My girlfriend and I have a cat and 3 husky’s that go almost everywhere with us.

There are a few that are either "really close" of simply don't fit other criteria that we want (one example, a group looked quite promising, however when digging into the PPM / OM's we found that the whole thing was based in the Caymans... that's a great place to vacation, and I really liked the Caymans... however I don't want to have to figure out the legal structure of something that's not US based should I ever need to.... so, that's not one were invested in).Feel free to reach out privately - always willing to chat.

DM me and I can share some details.

I know NOTHING about these types of transactions and I am hesitant to just give someone 50K without a good understanding of what I may be getting myself into. 

I'm a local investor and RE Agent in the San Antonio area and I also love to help many of the BP investors, whether they're buying in state or from out of state.